Bank Refinance Home Loan Philippines: Which Banks Accept Loan Transfers in 2026?

Which Philippine Banks Accept Home Loan Transfers in 2026?

If you're currently paying a home loan interest rate of 8%, 9%, or even 10%, you're probably leaving tens of thousands of pesos on the table every year. Refinancing — also called a loan transfer or housing loan takeover — lets you move your existing mortgage to a new bank offering a lower rate. The result: a smaller monthly payment, less interest paid over the life of the loan, or both.

But not all banks are equally aggressive about acquiring new mortgage clients. Some offer promotional rates only to select borrowers. Others have lengthy processing times or strict property requirements. This guide breaks down which Philippine banks accept home loan transfers in 2026, what rates they're currently advertising, and what you need to qualify.

How Bank Refinancing (Loan Transfer) Works

When you refinance your home loan, your new bank pays off your existing loan in full. You then owe the new bank — ideally at a lower interest rate and on terms that better suit your financial situation. The process typically takes 30 to 60 banking days from application to release, though some banks are faster.

The key costs involved in a loan transfer include:

• Appraisal fee: Usually 3,500 to 7,000 pesos, paid upfront
• Processing fee: Ranges from 5,000 to 10,000 pesos depending on the bank
• Documentary stamp tax (DST): 1.5 pesos per 200 pesos of the loan amount
• Transfer of mortgage registration: Varies by loan size, typically 5,000 to 20,000 pesos
• Cancellation of mortgage from old bank: Around 3,000 to 8,000 pesos

These costs are real, but they're almost always recovered within 12 to 18 months through your monthly savings — especially if you're reducing your rate by 1.5 percentage points or more. For a deeper look at the process end-to-end, read our complete guide to refinancing your home loan in the Philippines.

Banks That Accept Home Loan Transfers in 2026

BDO Unibank

BDO is the Philippines' largest bank by assets and one of the most active in the home loan market. They accept loan transfers from virtually all banks and government lenders, including Pag-IBIG. BDO's refinancing rates in 2026 start at around 6.50% to 7.25% fixed for the first year, depending on loan amount and borrower profile. For loans above 3,000,000 pesos, BDO is often willing to negotiate.

Minimum loan amount: 1,000,000 pesos
Maximum LTV (Loan-to-Value): Up to 80% of appraised value
Fixing periods available: 1, 2, 3, 5, 10, 15, and 20 years

BPI (Bank of the Philippine Islands)

BPI has been one of the most competitive banks for mortgage refinancing over the past few years. Their rates are often among the lowest in the market, particularly for borrowers with strong credit profiles and loan amounts above 2,000,000 pesos. BPI also processes applications relatively quickly — some borrowers report approvals within 3 to 4 weeks.

Minimum loan amount: 800,000 pesos
Maximum LTV: Up to 80%
Fixing periods available: 1, 2, 3, 5, 10, 15, and 20 years
Standout feature: BPI allows loan terms of up to 20 years on refinancing, which can significantly reduce monthly payments

Security Bank

Security Bank is well known in the refinancing space for its competitive promotional rates and willingness to match or beat competitor offers. In 2026, Security Bank has been advertising refinancing rates starting at 6.25% for qualified borrowers on certain fixing periods. They're also known for relatively straightforward documentation requirements.

Minimum loan amount: 1,000,000 pesos
Maximum LTV: Up to 80%
Standout feature: Security Bank frequently runs promotions specifically targeting borrowers transferring from Pag-IBIG or other banks

Metrobank

Metrobank is a strong option for borrowers with large loan amounts (3,000,000 pesos and above). They tend to offer more competitive rates for higher loan balances and have a reputation for thorough but fair underwriting. Processing times are typically 30 to 45 banking days.

Minimum loan amount: 1,000,000 pesos
Maximum LTV: Up to 80%
Fixing periods available: 1, 2, 3, 5, and 10 years

RCBC (Rizal Commercial Banking Corporation)

RCBC has become increasingly competitive in the home loan market and actively courts refinancing borrowers. Their rates can be aggressive, particularly for loan amounts above 2,500,000 pesos. RCBC also tends to be more flexible on property types, including some townhouses and condominium units that other banks might decline.

Minimum loan amount: 500,000 pesos
Maximum LTV: Up to 80%
Standout feature: More flexible on property eligibility than some larger banks

UnionBank

UnionBank has made significant investments in its digital capabilities, which has translated into a smoother loan application experience. Their home loan refinancing product is competitive, and they accept transfers from most banks and Pag-IBIG. Rates start around 6.75% to 7.50% depending on the fixing period.

Minimum loan amount: 1,000,000 pesos
Maximum LTV: Up to 80%

PNB (Philippine National Bank)

PNB is a solid option, particularly for OFW (Overseas Filipino Worker) borrowers, as they have a strong presence in countries where many OFWs work and are experienced with income documentation from abroad. Their rates are competitive and they accept transfers from other banks and government lenders.

Minimum loan amount: 500,000 pesos
Maximum LTV: Up to 80%
Standout feature: Strong OFW support infrastructure

EastWest Bank

EastWest Bank has grown its retail banking presence significantly in recent years. Their home loan refinancing product is worth considering, particularly for borrowers in Metro Manila. They tend to process applications efficiently and are transparent about their fee structure.

Chinabank (China Banking Corporation)

Chinabank is a strong choice for borrowers in the Visayas and Mindanao regions, where they have deeper branch coverage than some Metro Manila-focused banks. Their rates are market-competitive and they accept transfers from other banks.

PSBank (Philippine Savings Bank)

As Metrobank's thrift banking arm, PSBank focuses on the mass market segment. They're a good option for borrowers with smaller loan balances (under 2,000,000 pesos) and tend to be more lenient on income documentation for self-employed borrowers.

Can You Refinance a Pag-IBIG Loan with a Bank?

Yes — and this is one of the most common refinancing scenarios in the Philippines. Many homeowners who took out Pag-IBIG housing loans 5 to 10 years ago are still paying rates of 8% to 10% per year. Moving that loan to a commercial bank at today's rates can generate significant savings.

The process is largely the same as a standard loan transfer: your new bank pays off your Pag-IBIG balance, and you begin making payments to the bank. One important consideration: Pag-IBIG loans have a mandatory holding period (typically 2 years from the first release) before they can be refinanced. For a complete breakdown of Pag-IBIG refinancing requirements, see our step-by-step Pag-IBIG refinancing guide.

What Rate Can You Actually Get?

Here's a realistic picture of the market in 2026. Advertised rates from individual banks typically range from 6.25% to 7.50% for fixed periods of 1 to 3 years. Longer fixing periods (5 to 10 years) usually come with higher rates, typically 7.50% to 9.00%.

However, the rate you're offered depends heavily on:

• Your loan amount: Larger loans generally attract better rates because they're more profitable for the bank
• Your loan-to-value ratio: The lower your outstanding balance relative to your property's appraised value, the better your rate
• Your income and credit profile: Stable employment, a clean credit history, and sufficient documented income all help
• Which bank you choose: Rates vary meaningfully between institutions, sometimes by 0.50 to 1.00 percentage points for the same borrower profile

To put real numbers on this: a borrower with a 4,000,000 peso loan balance currently paying 8.50% on a 20-year term is paying approximately 34,740 pesos per month. At 6.25% on the same term, that drops to approximately 29,190 pesos — a monthly saving of over 5,500 pesos, or more than 66,000 pesos per year.

Why Comparing Multiple Banks Matters

One of the biggest mistakes Filipino homeowners make when refinancing is approaching only one bank and accepting whatever rate they're offered. Banks don't always give their best rates upfront — especially to borrowers who haven't signalled that they're shopping around.

Working with a mortgage broker changes that dynamic. When a broker submits your application to multiple banks simultaneously, each bank knows they're competing for your business. This typically results in better rates and more favourable terms than you'd get by walking into a single branch. Better yet, a good mortgage broker service is completely free to the borrower — the broker is compensated by the bank that wins your business. This means you get expert guidance and access to multiple lenders at zero cost. For more on how this works, read our complete guide to working with a Filipino mortgage broker.

Key Documents You'll Need for Any Bank Refinancing

Regardless of which bank you apply to, you'll typically need to prepare the following:

• Photocopy of your Transfer Certificate of Title (TCT) or Condominium Certificate of Title (CCT)
• Latest Real Property Tax (RPT) receipt and tax declaration
• Statement of Account from your current lender (showing outstanding balance)
• Proof of income: payslips for the last 3 months (employed) or ITR + audited financial statements (self-employed)
• Certificate of Employment (COE) for employed borrowers
• Photocopy of valid government-issued IDs
• Filled-out bank application form
• Marriage certificate (if applicable)

Some banks may request additional documents during processing. Having these ready upfront will significantly speed up your application.

The Bottom Line

The good news: there are multiple competitive banks in the Philippines actively seeking refinancing business in 2026. The best rate currently available through Nook is 5.99% per annum — lower than what most borrowers will find by approaching banks directly. If you're currently paying 7% or more, the math almost always favours making a move. The key is not limiting yourself to one bank, comparing properly, and making sure the numbers work for your specific situation.